600 S Washington Ave
Duplex · 2 units: 5 bed / 2 bath and 1 bed / 1 bath · 2,098 sq ft
Saint Peter, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $274,000 2 units · $137K per unit
- Monthly cash flow
- −$21 at 20% down, 7%
- Estimated rent
- $2,800/mo high confidence
- Break-even price
- $269,991 where cash flow hits $0
First look
This is a 6-bedroom Saint Peter house sold as a licensed duplex, and the layout is the main question. At the asking price our numbers land at about break-even (-$21/month, 6.3% cap), so there's no cushion for repairs, vacancy or a higher rate. The description gives no rents, taxes or utilities, so everything rests on our estimates. A 5-bed unit estimated at $1,425 and a 1-bed at $1,375 look inconsistent: a kitchenette 1-bed renting near a 5-bed suggests one number is off. Verify the rental license, how the units are actually separated, and the real rent roll before a showing. It has sat 112 days, so there is room to negotiate.
Things to consider
- Cash flow is break-even at asking Our underwriting shows -$21/month at a 6.3% cap rate. Any surprise repair or vacancy pushes it negative, so price matters more than usual.
- Unit configuration and legality need confirming A 5-bed unit plus a kitchenette 1-bed is unusual. If the license or egress doesn't match, rent and insurance could suffer.Listing says: “This is a licensed 6 bedroom duplex.”
- Rent estimates look inconsistent Our estimate puts the 1-bed near the 5-bed's rent, so the real split could be very different. Actual rents decide whether this works.
- Heavy wear from a 5-bedroom unit Many bedrooms and likely student-type turnover mean more repairs, so budget for higher maintenance and vacancy.Listing says: “The main portion has 5 bedrooms (both up and down)”
- Age of an 1870 building Structure, wiring, plumbing and foundation could all be original. Get a full inspection before relying on the numbers.
- Negotiation room after 112 days A long listing time suggests the seller may accept lower. Our break-even price is about $270K, below the $274K ask.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- doneLots of updates and improvements over the years (unspecified, no dates)Listing says: Lots of updates and improvements have went into this rental property over the years
AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.
The numbers
Edit rents, costs and assumptions
Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).
The deal
- Price
- $274,000
- Cash to close
- $35,620
- Price per unit
- $137,000
- GRM
- 8.2
Each month
- Cash flow
- −$358/mo
- Cash-on-cash
- −12.1%
- Cap rate
- 6.3%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $219,382
- Rent that breaks even
- $3,265/mo
Long run
- Year 30: property vs stocks
- $982K vs $367K
- Cash flow turns positive
- year 6
The deal
- Price
- $274,000
- Cash to close
- $35,620
- Price per unit
- $137,000
- GRM
- 8.2
Each month
- Cash flow
- −$595/mo
- Cash-on-cash
- −20.0%
- Cap rate
- 5.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $183,219
- Rent that breaks even
- $3,668/mo
Long run
- Year 30: property vs stocks
- $766K vs $518K
- Cash flow turns positive
- year 13
The deal
- Price
- $264,000
- Cash to close
- $34,320
- Price per unit
- $132,000
- GRM
- 7.9
Each month
- Cash flow
- −$292/mo
- Cash-on-cash
- −10.2%
- Cap rate
- 6.5%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $219,382
- Rent that breaks even
- $3,180/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $334K
- Cash flow turns positive
- year 5
The deal
- Price
- $264,000
- Cash to close
- $34,320
- Price per unit
- $132,000
- GRM
- 7.9
Each month
- Cash flow
- −$529/mo
- Cash-on-cash
- −18.5%
- Cap rate
- 5.5%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $183,219
- Rent that breaks even
- $3,572/mo
Long run
- Year 30: property vs stocks
- $768K vs $464K
- Cash flow turns positive
- year 12
The deal
- Price
- $274,000
- Cash to close
- $63,020
- Price per unit
- $137,000
- GRM
- 8.2
Each month
- Cash flow
- −$21/mo
- Cash-on-cash
- −0.4%
- Cap rate
- 6.3%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $269,991
- Rent that breaks even
- $2,828/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $482K
- Cash flow turns positive
- year 2
The deal
- Price
- $274,000
- Cash to close
- $63,020
- Price per unit
- $137,000
- GRM
- 8.2
Each month
- Cash flow
- −$258/mo
- Cash-on-cash
- −4.9%
- Cap rate
- 5.3%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $225,485
- Rent that breaks even
- $3,177/mo
Long run
- Year 30: property vs stocks
- $855K vs $562K
- Cash flow turns positive
- year 9
The deal
- Price
- $264,000
- Cash to close
- $60,720
- Price per unit
- $132,000
- GRM
- 7.9
Each month
- Cash flow
- $32/mo
- Cash-on-cash
- 0.6%
- Cap rate
- 6.5%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $269,991
- Rent that breaks even
- $2,759/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $462K
- Cash flow turns positive
- year 1
The deal
- Price
- $264,000
- Cash to close
- $60,720
- Price per unit
- $132,000
- GRM
- 7.9
Each month
- Cash flow
- −$205/mo
- Cash-on-cash
- −4.1%
- Cap rate
- 5.5%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $225,485
- Rent that breaks even
- $3,099/mo
Long run
- Year 30: property vs stocks
- $866K vs $518K
- Cash flow turns positive
- year 7
The deal
- Price
- $274,000
- Cash to close
- $76,720
- Price per unit
- $137,000
- GRM
- 8.2
Each month
- Cash flow
- $70/mo
- Cash-on-cash
- 1.1%
- Cap rate
- 6.3%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $287,990
- Rent that breaks even
- $2,709/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $584K
- Cash flow turns positive
- year 1
The deal
- Price
- $274,000
- Cash to close
- $76,720
- Price per unit
- $137,000
- GRM
- 8.2
Each month
- Cash flow
- −$167/mo
- Cash-on-cash
- −2.6%
- Cap rate
- 5.3%
- DSCR
- 0.88×
Break-even
- Price that breaks even
- $240,517
- Rent that breaks even
- $3,044/mo
Long run
- Year 30: property vs stocks
- $915K vs $623K
- Cash flow turns positive
- year 6
The deal
- Price
- $264,000
- Cash to close
- $73,920
- Price per unit
- $132,000
- GRM
- 7.9
Each month
- Cash flow
- $120/mo
- Cash-on-cash
- 1.9%
- Cap rate
- 6.5%
- DSCR
- 1.09×
Break-even
- Price that breaks even
- $287,990
- Rent that breaks even
- $2,645/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $563K
- Cash flow turns positive
- year 1
The deal
- Price
- $264,000
- Cash to close
- $73,920
- Price per unit
- $132,000
- GRM
- 7.9
Each month
- Cash flow
- −$117/mo
- Cash-on-cash
- −1.9%
- Cap rate
- 5.5%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $240,517
- Rent that breaks even
- $2,971/mo
Long run
- Year 30: property vs stocks
- $932K vs $585K
- Cash flow turns positive
- year 5
Monthly
Monthly breakdown
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Net operating income | $1,437 |
| Mortgage (principal + interest) | −$1,641 |
| PMI | −$154 |
| Cash flow | −$358 |
| Principal paid down (equity, not cash) | $209 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Property management | −$237 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,641 |
| PMI | −$154 |
| Cash flow | −$595 |
| Principal paid down (equity, not cash) | $209 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Net operating income | $1,437 |
| Mortgage (principal + interest) | −$1,581 |
| PMI | −$148 |
| Cash flow | −$292 |
| Principal paid down (equity, not cash) | $201 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Property management | −$237 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,581 |
| PMI | −$148 |
| Cash flow | −$529 |
| Principal paid down (equity, not cash) | $201 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Net operating income | $1,437 |
| Mortgage (principal + interest) | −$1,458 |
| Cash flow | −$21 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Property management | −$237 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,458 |
| Cash flow | −$258 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Net operating income | $1,437 |
| Mortgage (principal + interest) | −$1,405 |
| Cash flow | $32 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Property management | −$237 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,405 |
| Cash flow | −$205 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Net operating income | $1,437 |
| Mortgage (principal + interest) | −$1,367 |
| Cash flow | $70 |
| Principal paid down (equity, not cash) | $174 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Property management | −$237 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,367 |
| Cash flow | −$167 |
| Principal paid down (equity, not cash) | $174 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Net operating income | $1,437 |
| Mortgage (principal + interest) | −$1,317 |
| Cash flow | $120 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Listing | −$276 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (9% of rent) | −$252 |
| Property management | −$237 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,317 |
| Cash flow | −$117 |
| Principal paid down (equity, not cash) | $168 |
Cash flow each year
Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.
30 years
How those totals add up
- Your equity when you sell
- $625,166
- Rental profits, invested at 7%
- $357,279
Sells for $665,070 (value up 3% a year), minus 6% selling cost ($39,904). Rent paid down $246,600 of loan.
$202,192 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $271,149
- Monthly shortfalls, invested
- $95,631
$35,620 put into an index fund instead of the down payment and closing costs.
$14,745 you'd have paid in while the building lost money, invested instead.
The building comes out $615,665 ahead after 30 years.
- Your equity when you sell
- $625,166
- Rental profits, invested at 7%
- $140,528
Sells for $665,070 (value up 3% a year), minus 6% selling cost ($39,904). Rent paid down $246,600 of loan.
$95,010 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $271,149
- Monthly shortfalls, invested
- $247,346
$35,620 put into an index fund instead of the down payment and closing costs.
$42,800 you'd have paid in while the building lost money, invested instead.
The building comes out $247,199 ahead after 30 years.
- Your equity when you sell
- $602,349
- Rental profits, invested at 7%
- $404,079
Sells for $640,797 (value up 3% a year), minus 6% selling cost ($38,448). Rent paid down $237,600 of loan.
$220,404 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $261,253
- Monthly shortfalls, invested
- $72,818
$34,320 put into an index fund instead of the down payment and closing costs.
$11,132 you'd have paid in while the building lost money, invested instead.
The building comes out $672,358 ahead after 30 years.
- Your equity when you sell
- $602,349
- Rental profits, invested at 7%
- $166,013
Sells for $640,797 (value up 3% a year), minus 6% selling cost ($38,448). Rent paid down $237,600 of loan.
$108,256 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $261,253
- Monthly shortfalls, invested
- $203,219
$34,320 put into an index fund instead of the down payment and closing costs.
$34,220 you'd have paid in while the building lost money, invested instead.
The building comes out $303,892 ahead after 30 years.
- Your equity when you sell
- $625,166
- Rental profits, invested at 7%
- $517,792
Sells for $665,070 (value up 3% a year), minus 6% selling cost ($39,904). Rent paid down $219,200 of loan.
$260,726 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $479,724
- Monthly shortfalls, invested
- $1,822
$63,020 put into an index fund instead of the down payment and closing costs.
$256 you'd have paid in while the building lost money, invested instead.
The building comes out $661,412 ahead after 30 years.
- Your equity when you sell
- $625,166
- Rental profits, invested at 7%
- $229,891
Sells for $665,070 (value up 3% a year), minus 6% selling cost ($39,904). Rent paid down $219,200 of loan.
$138,547 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $479,724
- Monthly shortfalls, invested
- $82,387
$63,020 put into an index fund instead of the down payment and closing costs.
$13,313 you'd have paid in while the building lost money, invested instead.
The building comes out $292,946 ahead after 30 years.
- Your equity when you sell
- $602,349
- Rental profits, invested at 7%
- $576,302
Sells for $640,797 (value up 3% a year), minus 6% selling cost ($38,448). Rent paid down $211,200 of loan.
$279,630 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $462,216
$60,720 put into an index fund instead of the down payment and closing costs.
The building comes out $716,435 ahead after 30 years.
- Your equity when you sell
- $602,349
- Rental profits, invested at 7%
- $263,485
Sells for $640,797 (value up 3% a year), minus 6% selling cost ($38,448). Rent paid down $211,200 of loan.
$153,114 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $462,216
- Monthly shortfalls, invested
- $55,650
$60,720 put into an index fund instead of the down payment and closing costs.
$8,719 you'd have paid in while the building lost money, invested instead.
The building comes out $347,969 ahead after 30 years.
- Your equity when you sell
- $625,166
- Rental profits, invested at 7%
- $619,288
Sells for $665,070 (value up 3% a year), minus 6% selling cost ($39,904). Rent paid down $205,500 of loan.
$293,282 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $584,012
$76,720 put into an index fund instead of the down payment and closing costs.
The building comes out $660,441 ahead after 30 years.
- Your equity when you sell
- $625,166
- Rental profits, invested at 7%
- $290,181
Sells for $665,070 (value up 3% a year), minus 6% selling cost ($39,904). Rent paid down $205,500 of loan.
$164,079 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $584,012
- Monthly shortfalls, invested
- $39,360
$76,720 put into an index fund instead of the down payment and closing costs.
$6,032 you'd have paid in while the building lost money, invested instead.
The building comes out $291,975 ahead after 30 years.
- Your equity when you sell
- $602,349
- Rental profits, invested at 7%
- $675,848
Sells for $640,797 (value up 3% a year), minus 6% selling cost ($38,448). Rent paid down $198,000 of loan.
$311,246 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $562,698
$73,920 put into an index fund instead of the down payment and closing costs.
The building comes out $715,500 ahead after 30 years.
- Your equity when you sell
- $602,349
- Rental profits, invested at 7%
- $329,201
Sells for $640,797 (value up 3% a year), minus 6% selling cost ($38,448). Rent paid down $198,000 of loan.
$179,260 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $562,698
- Monthly shortfalls, invested
- $21,819
$73,920 put into an index fund instead of the down payment and closing costs.
$3,250 you'd have paid in while the building lost money, invested instead.
The building comes out $347,033 ahead after 30 years.
Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.
30 years: this property vs. the same money in stocks
Year 30 (loan paid off): property $982K, stocks $367K. The property wins.
Year 30 (loan paid off): property $766K, stocks $518K. The property wins.
Year 30 (loan paid off): property $1.01M, stocks $334K. The property wins.
Year 30 (loan paid off): property $768K, stocks $464K. The property wins.
Year 30 (loan paid off): property $1.14M, stocks $482K. The property wins.
Year 30 (loan paid off): property $855K, stocks $562K. The property wins.
Year 30 (loan paid off): property $1.18M, stocks $462K. The property wins.
Year 30 (loan paid off): property $866K, stocks $518K. The property wins.
Year 30 (loan paid off): property $1.24M, stocks $584K. The property wins.
Year 30 (loan paid off): property $915K, stocks $623K. The property wins.
Year 30 (loan paid off): property $1.28M, stocks $563K. The property wins.
Year 30 (loan paid off): property $932K, stocks $585K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.
5 bed / 2 bath estimate $1,425/mo · range $1,075–$1,750
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 219 Park Row, Unit B, Saint Peter 56082 | $1,200 | 2 / 1 | 0.4 mi | 70% |
| 117 S Minnesota Ave, Saint Peter 56082 off market | $1,100 | 1 / 1 | 0.5 mi | 69% |
| 1334 W Menk Dr, Saint Peter 56082 off market | $1,325 | 3 / 2 | 1.1 mi | 69% |
| 1701 Riggs Rd, Apt 1, Saint Peter 56082 off market | $995 | 2 / 1 | 1.4 mi | 68% |
| 1701 Riggs Rd, Apt 3, Saint Peter 56082 off market | $995 | 2 / 1 | 1.4 mi | 68% |
| 1707 Riggs Rd, Apt 2, Saint Peter 56082 off market | $1,045 | 2 / 1 | 1.5 mi | 68% |
| 102 S 5th St, Apt 5, Mankato 56001 off market | $1,695 | 4 / 2 | 11.1 mi | 68% |
| 409 Smith St, Le Sueur 56058 off market | $2,100 | 5 / 2 | 9.6 mi | 67% |
| 240 Summit Park, Saint Peter 56082 off market | $1,275 | 3 / 2 | 1.6 mi | 66% |
| 820 N Washington Ave, Saint Peter 56082 off market | $1,749 | 4 / 2.5 | 0.8 mi | 65% |
1 bed / 1 bath estimate $1,375/mo · range $1,275–$1,500
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 117 S Minnesota Ave, Saint Peter 56082 off market | $1,100 | 1 / 1 | 0.5 mi | 93% |
| 219 Park Row, Unit B, Saint Peter 56082 | $1,200 | 2 / 1 | 0.4 mi | 84% |
| 1701 Riggs Rd, Apt 1, Saint Peter 56082 off market | $995 | 2 / 1 | 1.4 mi | 82% |
| 1701 Riggs Rd, Apt 3, Saint Peter 56082 off market | $995 | 2 / 1 | 1.4 mi | 82% |
| 1707 Riggs Rd, Apt 2, Saint Peter 56082 off market | $1,045 | 2 / 1 | 1.5 mi | 82% |
| 215-217 S Minnesota Ave, Saint Peter 56082 off market | $850 | 1 / 1 | 0.4 mi | 82% |
| 1573 Aspen Dr, Saint Peter 56082 | $1,255 | 1 / 1 | 0.8 mi | 81% |
| 605 Swift St, Saint Peter 56082 off market | $974 | 1 / 1 | 0.8 mi | 80% |
| 1403 N Washington Ave, Saint Peter 56082 off market | $975 | 1 / 1 | 1.2 mi | 79% |
| 301 N Riverfront Dr, Apt 305, Mankato 56001 off market | $995 | 1 / 1 | 10.8 mi | 77% |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highOdd layout: the 5-bed unit spans both floors and the 1-bed upper has only a kitchenette and shower room. Legality and separation are unclear. Listing says: The 1 bedroom apartment is on the upper level, and features a kitchenette, and has a private shower room. · AI review
- mediumDescription floats alternate configurations, which suggests the current unit split isn't clean or fixed. Listing says: This could also be configured so there is a 2 bedroom unit on the main · AI review
- mediumNo rents, lease status, taxes or utility info given. The income side is unverified. Based on: data: county.tax · AI review
- medium1870 build with no stated age for roof, wiring, plumbing or heating. Based on: data: listing.year_built · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 112 days on market
- Could be reconfigured into a 2-bed plus 3/4-bed or used as a single-family home, giving more exit options. Listing says: It would also make a great single family home! · AI review
- Kitchen and finishes look fairly updated, so little cosmetic work may be needed on the main kitchen. Based on: photo 6 · AI review
- Long time on market gives room to negotiate toward break-even price. Based on: data: underwriting.break_even_price · AI review
Questions for the agent
- What are the current rents and lease terms for each unit? Can I see the rent roll and leases?
- Does the city rental license list two units and six bedrooms? Is it current and transferable?
- Is the upper unit fully separate with its own entrance, and does it have its own kitchen, or only a kitchenette?
- What are annual taxes, and who pays heat, water, electric and trash?
- How many meters, furnaces and water heaters are there? What are the ages of the roof, furnace and electrical panel?
- Why has it been listed 112 days, and have there been price cuts or offers?
Bottom line
Break-even at asking with an unclear unit layout and no rents given, so only worth a look at a lower price once the license and rent roll check out. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit. | $3,311 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,557 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $170 |
| Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent | $0 |
| Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal | $60 |
| Repairs / capital reserve Rulerule. built 1870: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-17 (111 days); down $25,900 (8.6%) from the first ask of $299,900; last sold for $220,000 on 2023-07-07.
| Date | Event | Price |
|---|---|---|
| Price changed | $274,000 | |
| Price changed | $289,900 | |
| Listed | $299,900 | |
| Listed | $299,900 | |
| Sold | $220,000 | |
| Listed | $230,000 | |
| Sold public record | $176,000 | |
| Sold public record | $121,750 |
From the listing Listing
| Listed as | multi-family |
| Property tax, 2026 | $3,311 |
| County | Nicollet County |
| Parcel number | 19.501.0370 |
As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.
Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Saint Peter on rental licensing before you buy.